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Home My WebLink AboutPC78061 - 10/5/78 - 6501 Brooklyn BlvdPLANNING COMMISSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application Number: 78dG� PROPERTY INFORMATION Zoning: �S PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission Minutes: City Council Document Type Resolutions: Planning Commission Resolutions: City Council ,o1517d rafr,d. City Vault z1•71.7g City Vault Number Location City Vault City Vault Ordinances: City Council City Vault That part of Lot 9 Auditor's Subdivision No. 25 Hennepin Co., Minn. described as follows: Beginning at the Northeast corner of said Lot 9; thence Southwesterly along the Northwesterly line of said Lot 9, 329.3 feet; thence West along the North line of said Lot 9 a distance of 12.4 feet; thence Southeasterly 104.8 feet more or less to a point 100 feet at right angles Southeasterly from the Northwesterly line of said lot 9 on the production Southwesterly of the Northwesterly line of said Lot 9; thence Northeasterly parallel with the Northwesterly line of said Lot 9, 345.0 feet to the East line of said Lot 9; thence Northerly along the East line thereof to the point of beginning, a distance of 100 feet. NOTE FOR INFORMATION: Property is Abstract. n 0 Planning Commission Information Sheet Application No. 78061 Applicant: Robert Fors/Andrew Gunn Development Company Location: 6501 Brooklyn Boulevard Request: Special Use, Site and Building Plan Approval The applicant is seeking special use permit, site and building plan approval for a 6,000 sq. ft. building proposed for use as a day care facility/Montessori School on the R5 property at 6501 Brooklyn Boulevard. The applicant feels that this proposed building could, at a future date, be converted to a Service/Office type use if the day care facility did not prove successful. A special use permit is required with the application because a Cl use is being contemplated in an R5 Zoning District. Also, a determination would have to be made, that this proposed day care use represents a proposal similar in nature to other Cl uses and that it is compatible with the following four criteria for determining the compatib- ility of a Cl use in the R5 Zoning District: 1. Compatible with existing adjacent land uses as well as those uses permitted in the R5 District, generally; 2. Complimentary to existing adjacent land uses as well as those uses permitted in the R5 District, generally; 3. Of comparable intensity to permitted R5 District land uses with respect to activity levels; 4. Planned and designed to assure the generated traffic will be within the capacity of available public facilities and will not have an adverse impact on those facilities, the immediate neighborhood or the community. The Commission must also take into consideration the Standards for Special Use Permits contained in Section 35-220 (2) which is attached with the agenda materials. This application was considered and a public hearing was held by the Planning Commis- sion on October 5, 1978. At that time, the Commission indicated their feelings that the proposed day care use represents a proposal that is similar in nature and com- patible to other Cl uses. The item was tabled to allow the applicant to prepare complete plans and to meet with the neighborhood regarding neighborhood concerns. We expect to receive completed plans with various revisions prior to Thursday's meeting. We have suggested the inclusion of a traffic bump in the driveway to slow traffic down particularly because of the proposed use. Also, it is recommended that a chain be installed across the curb cut proposed for 65th Avenue North as an attempt to discourage cut -through traffic which was a concern raised during the public hearing. It is not felt that the proposed use of the property would have an adverse impact on available public facilities nor would it be any more of an adverse effect on the immediate neighborhood or community than would the development of the parcel under its present R5 zoning. The public hearing was held on October 5, 1978. Informational notices have been sent regarding this meeting. Approval of this application should be subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 12-7-78 Application No. 78061 Page 2 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A Performance Agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted to assure completion of approved site improvements. 4. The building shall be equipped with an automatic fire extinguishing system to meet NFPA Standard No. 13 and shall be connected to an approved central monitoring system in accordance with Chapter 5 of the City Ordinances. 5. Any outside trash disposal facilities and/or rooftop mechanical equipment shall be appropriately screened from view. 6. All landscaped areas shall be equipped with an underground irrigation system as approved by the City Engineer. 7. Plan approval comprehends using existing trees and plantings to provide the ordinance required screening between this property and the R1 property to the north of the site in lieu of a four foot high opaque fence or wall. 8. The property is subject to replatting prior to the issuance of the building permits. 9. The special use permit is issued to the applicant and is nontransferable. 10. The proposed day care use must be appropriately licensed by the State of Minnesota and a current copy of any required licenses shall be kept on file with the City. 12-7-78 Planning Commission Information Sheet Application No. 78061 Applicant: Robert Fors/Andrew Gunn Development Company Location: 6501 Brooklyn Boulevard Request: Special Use, Site and Building Plan Approval The applicant is seeking special use permit, site and building plan approval for a 6,000 sq. ft. building proposed for use as a day care facility/Montessori School on the R5 property at 6501 Brooklyn Boulevard. The applicant feels that this proposed building could, at a future date, be converted to a service/office type use if the day care facility did not prove successful. A special use permit is required with this application because a Cl use is being contemplated in a R5 Zoning District. Also, a determination would have to be made, first of all, that this proposed day care use represents a proposal that is similar in nature to other Cl uses and secondly, is compatible with the following four criteria used for determining the compatibility of a Cl use in the R5 Zoning District: I. Compatible with existing adjacent land uses as well as those uses permitted in the R5 District, generally; 2. Complementary to existing adjacent land uses as well as those uses permitted in the R5 District generally; 3. Of comparable intensity to permitted R5 District land uses with respect to activity levels; 4. Planned and designed to assure that generated traffic will be within the capacity of available public facilities and will not have an adverse impact upon those facilities, the immediate neighborhood, or the community. The Commission must also take into consideration the standards for a special use permit contained in Section 35-220 (2) which is attached with the agenda materials. The applicant has submitted a site plan, and a Proof of Parking which indicates 30 parking spaces could be provided should the building be converted to a service/ office use. He is requesting deferring some of this parking because there would not be a great need associated with the day care facility. This proposed day care use must be licensed by the State Department of Public Welfare. We have requested, as required by the Ordinance, additional plans such as drainage and grading plans as well as floor plans and elevations which have not, as yet, been received. We have also indicated to the applicant that replatting of the property would also be required. This application raises a number of planning concerns, in addition to the afore- mentioned matters, that should be addressed. The Comprehensive Plan, when address- ing recommendations for the West Central Neighborhood, refers to areas that are vacant, or subject to future change to a higher land use as being established as planned development districts, to be developed or redeveloped as a package de- velopment as opposed to individual lots,and only if appropriate uses are proposed. 10-5-78 Application No. 78061 Page 2 This parcel is the only R5 parcel north of 65th Avenue and west of Brooklyn Boulevard which has access onto two streets (65th Avenue North and Brooklyn Boulevard). This parcel could conceivably be a key to some type of package develop- ment to the north. Also in question is whether or not, the development would have an adverse effect on the parcel immediately to the south which also contains a single family dwelling of the approximate same age. The applicant has supplied us with a copy of a restrictive covenant that effects many of the properties in this general vicinity, (but not the property in question). It points out that a package development is, in all likelihood, impractical because the covenant restricts uses to single family residential uses unless approval is given by neighboring property owners to permit commercial development. These matters raise a number of concerns that tie into the Comprehensive Planning process that is already under way. The Planning Consultant has been informed about this proposal and the various issues raised and intends to address this matter in their review of Brooklyn Boulevard. Recommendation In light of these concerns, I would suggest the Commission discuss these matters and provide direction with regard to determining that the proposed use is, or is not, similar to other Cl uses, and whether it would be compatible in this R5 Zoning District. Also, notices regarding the special use permit have been sent to neighboring property owners and their comments should also be solicited. I would, in light of the lack of adequate plans, and because of the planning con- siderations raised, recommend tabling this matter for further in depth review. 10-5-78 P-V- r